UCDs help preserve Springfield neighborhoods

The concept of urban conservation districts has real meaning for Paula Ringer and others intent on protecting Springfield neighborhoods.

Ringer is vice president of the Midtown Neighborhood Association, representing the area that falls within the Midtown Urban Conservation District. She also is chair of the Springfield Landmarks Board.

Fred May, city director of planning and development, described UCDs as "a zoning district whose authority comes from a city ordinance created in mid-1983, and may modify other city codes. They are a special designation, dealing with unique problems and requiring unique approaches. Groups must demonstrate a specific need to be addressed by districting."

According to Springfield Zoning Ordinance, Section 4-2300, "The urban conservation plan and district ... are intended to promote the health, safety, economic, cultural and general welfare of the public by encouraging the conservation and enhancement of the urban environment."

The ordinance states that the purposes of each plan and district include, but are not limited to, the following:

To identify physical, social and economic resources within the urban environment that are worthy of conservation;

To maintain neighborhood character and integrity by focusing special attention on the maintenance of the physical environment; the enhancement of physical, social, and economic resources and the accommodation of desirable change;

To prevent economic obsolescence and to promote reinvestment by fostering stable property values through a high level of economic activity, maintenance of essential urban services and by focusing financial assistance and other economic development programs;

To promote the efficient use of urban lands, including the encouragement of compatible infill development on vacant and passed-over parcels;

To encourage and to support rehabilitation of the physical environment and programs for the conservation and revitalization of these areas;

To foster harmonious, orderly and efficient growth, development and redevelopment; and

To aid in the prevention or elimination of slums or blight.

UCDs are defined by precise boundaries and established to provide the means of conserving distinctive neighborhood atmosphere or character by protecting, or enhancing, significant architectural or cultural attributes.

The Rountree District, located between the 1200-1400 blocks of East Cherry, 1200-1600 East Grand, and 600-900 South National and Delaware, became the city's first residential UCD in 1986. The district based its need on its proximity to Southwest Missouri State University, residential overcrowding, and growing parking problems.

May said, "The Rountree District was a result of the neighborhood feeling like they were being overrun, and the UCD helped turn it around. The plan addressed identified problems as the basis for designation as a UCD."

Located between the 1000-1300 blocks of South National and Jefferson Avenue and 400-1100 East Grand and Bennett, the Phelps Grove District was also formed as a response to nonconforming use of residential property similar to that experienced by the Rountree District.

The Midtown UCD was formed in 1989 in response to surrounding pressures for nonconforming uses of the neighborhood. Ringer said that it is Springfield's largest nationally registered historic district and was so classified because it contains 283 structures deemed worthy of preservation.

The state Historic Preservation Office designated the midtown neighborhood a historic district after reviewing its properties. "They especially liked the limestone foundations that our houses have. They also liked that the houses were relatively unchanged and were of the same integrity and architectural quality," Ringer said.

For her, UCDs provide a direct way to create cohesiveness and continuity in the community, and "address problems unique to the area," she said.

With the formation of the Midtown UCD, "the goal was to attract owner-occupied housing and create relationships forged on local, regional, and state levels to support the district," Ringer said. "The UCD fits well with Vision 20/20, connecting districts by streetscape in a unified presentation. Rehabilitation is development. It's incremental. We carefully restore what was there before."

The Midtown UCD is bordered by Boonville, National, Chestnut Expressway and Blaine. "Our plan is to develop an aura about the neighborhood that keeps working toward revitalization," she said. "We're now a national district (and) hoping to be designated a local historic district (which) would protect the neighborhood from demolition."

She added, "We did a whole program with banners that show the territory of the urban conservation district."

Ringer said that in addition to preserving the neighborhood, the historic designation may qualify the 283 structures in the midtown neighborhood for a 25 percent state tax credit program. "And if you don't use (the tax credits), you can sell them," she added.

Proposals for UCD consideration may be made by the Springfield City Council, the Planning and Zoning Commission, or by application of property owners or residents in the area or site to be designated. Designation requires adoption of a City Council resolution, preparation and adoption of an Urban Conservation plan, and adoption of the UCD itself.

Designated in 1984 (prior to UCD ordinance and regulations), the Walnut Street Historic District involved the conversion of residential zoning to commercial zoning.

Nancy Brown, president of the Historic Walnut Street Development Company and a pivotal figure in the preservation movement, bought a home on Walnut in 1987 and converted it into the Walnut Street Inn, a bed-and-breakfast. "It's historic, in a prime locale, with excellent guidelines from the city to direct uses, and it doesn't hurt that there's a million-dollar performing arts center down the block," Brown said.

Describing her motivation in pushing forward the Walnut Street Historic District, she said, "We wanted to make some good things happen. We recognized the city's framework and that we were singing the same song, and made a choir. Vision 20/20 acts as a neighborhood concept, and recognized a degenerating city interior. In contrast, it's nice to have mixed neighborhoods with mature trees, and be able to walk places and park safely."

Brown has been a renovator and partner in 10 properties in the past 13 years.

"The first problem we faced," she said, "was conversion from historic to commercial. Each property has unique characteristics and layout, and prior to the Urban Districts Alliance, there were daily inspections by different city staff. Things got complicated, and currently all relevant city inspectors view each property together and plan renovation especially for its specific qualities. It's more streamlined and seamless. It's been a boon for redevelopment, and I can't say enough good things about the city's response and helpfulness."